The Fair Share Report
31 Ely Rd
Holmdel, NJ 07733
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $331,202 – $360,722, from 12 comparable Holmdel sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Holmdel assessments sit below market value — republished every October, applied town-wide. A $335,495 home should be assessed near $334,623.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $825,377 above what the ratio math suggests (246.7%).
Step 4 · The tax rate — same for every Holmdel home
$1.063 Schools · 69% $0.207 County · 13% $0.268 Town · 17%
This home's own bill implies $1.191 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Holmdel sale · assessed ÷ market
84%356%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $12,694/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 123 NORTHAMPTON DRIVE | 2025-03 | $350,000 | 816 | 96.6% |
| 69 ARLINGTON COURT | 2026-05 | $400,000 | 680 | 89.8% |
| 39 AZIMUTH COURT | 2025-05 | $450,000 | 1,360 | 105.4% |
| 14 AMBROSE CT. | 2026-04 | $526,000 | 1,372 | 95.2% |
| 3 BEACON CT. | 2026-04 | $540,000 | 1,499 | 102.4% |
| 28 DUTCH CT. | 2025-04 | $537,300 | 1,499 | 101.5% |
| 29 MARIA CT | 2025-04 | $585,000 | 1,529 | 99.7% |
| 24 MARIA CT | 2025-03 | $545,000 | 1,529 | 103.8% |
| 38 BRISTEL RD. | 2025-05 | $628,000 | 1,716 | 90.8% |
| 672 N BEERS ST | 2026-01 | $360,000 | 999 | 114.7% |
| 22 WELLER PLACE | 2026-03 | $600,000 | 1,788 | 88.5% |
| 23 LEXINGTON CRT | 2025-04 | $500,000 | 1,411 | 99.3% |
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